The cost of building a new extension can very quickly get out of hand with the wrong contractors. In this article, we’re going to look at all the potential costs you could face when building an extension and advise on the key ways you can keep to a pre-set budget, whilst still following all the required regulations and making your new extension a resounding success.
First, let’s look at some typical costs you may find yourself paying regardless of if it is a one or two storey extension:
-An industry average for single storey extensions – £1,500-£2,400 per square metre based on the quality. This would mean for an extension of 4m x 5m you would be looking at a minimum of £30,000, closer to £40,000 including professional fees.
-The cost of materials.
-Architect fees for both planning and construction drawings – around £2,700.
-Structural engineers’ fees (if not included above) start at £800.
-Surveyors’ fees – begin at £800.
-Planning fees in England – £206.
-Certificate of lawful development – £103.
-Request for discharging planning conditions – £34.
-Building control charges £400-750 depending on the extension size.
-Party wall agreement fees £1000.
-Project management fees – potentially 10-15% of the entire project fees on top.
-VAT at 20% on materials, labour and services.
-Plastering – £85 per square metre on average.
-Tree reports – £200.
-Flood risk assessments – £350+
-Ecology reports – £400.
-Additionally, kitchens can typically require £15,000-20,000 on top due to installation of appliances. Bathrooms can average £3000-£9000 on top as well.
-Adding in heating may require additional costs. Plumbers on average charge £270.00 per day too.
As you can see, the cost for a less than thoroughly prepared house extension can really mount up. However, if you follow our savvy money saving tips (or hire us as professionals if you live in the areas of Keighley, Silsden, Bingley, Ilkley or Skipton) then we can help you reduce your costs.
Keep the Design Simple
Rectangular or square extension designs are typically the easiest to build and are a good way to reduce costs whilst not compromising on quality. Whilst curved corners can be more aesthetically pleasing, they are also more expensive to build. The shape of your extension can still be a warm, accommodating space without the need for curves. This also applies to your interior fittings. There are many great flooring materials that do not cost the earth, such as Amtico or Laminate. Changing your mind or requesting add-ons to your extension mid project can be a lot more costly, delaying your contractors work and may mean you potentially lose control over your project. Plot out where every fixture, fitting and material will be utilised. Measure twice, pay once.
Build under Permitted Development
You may not always need planning permission depending on the size and scale of your extension. This may mean that you are limited by the amount of metres you can extend by, but you can still add a substantial amount of room to your home. We of course will advise on this aspect and submit plans if they’re needed.
Use Reclaimed and Easy to Install Materials
Sourcing reclaimed materials can really bring the cost down and mean that you do not in many cases have to pay 20% extra for VAT. Also, many construction companies have leftover materials which you could negotiate for. Check out all of our top tips for utilising reclaimed materials. You can also opt for materials that are easy to install which will keep the project cost down. Concrete for sub floors, concrete blockwork for walls, bricks, timber or render cladding (or even a timber structure!) are all easier to install materials.
Go Off-The-Shelf Not Made-To-Order to Extend Cheaply
Another way to keep your extension costs down is by keeping your choice of materials simple. Off the shelf products such as readily available doors, windows, flooring and interior fittings will keep the cost down. Contrastingly made to order products will unsurprisingly cost you more, as these products would have to be specially made for your construction project. Suppliers have a number of factors to consider on top of the material, such as the design, transportation, staff costs before they can even look at making that profitable for them to provide.
Avoid Complicated Groundworks
There are two main areas here that you can address to avoid complicated groundworks. The first follows on from keeping your materials simple, i.e using cast concrete for sub foundations which is cheaper than other materials. This feeds into our next piece of advice, which is to consider where your groundworks will be situated. You can avoid complications by keeping your project away from trees, (where roots will play a factor and would need to be removed) as well as drainage pipes, existing electrical works or other garden features. Another way to achieve this is if you are considering a wider extension, consider narrowing your extension to boundaries that are not affected by trees, drainage or electrics. The reduction of space will also save you on materials, labour costs and the overall cost of the project, whilst being able to find solutions for the dream space you need, but perhaps in a different layout.
Always Consider Alternatives
All roads lead home, and there are many different ways to construct a new extension for your home. Being open minded about the materials that you choose to use for your home extension can really bring the cost down. There are many innovative ideas that have been created that you may find inspiring enough to be included in your home extension, or even completely change your idea for how you want your extension to look! If you are looking for ideas for your home extension, check out our article below.
Are you looking to add the wow factor to your extension? Check out our innovative and trendy design ideas.
Sell leftover materials
You may find that by the end of your extension you have a number of unused or excess materials. Reclaim some of your costs back by selling this to a construction company or someone else you know who is extending their home!